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_____________________________________________________________________________________________ City of Arden Hills City Council Meeting for April 24, 2017 P:\Planning\Planning Cases\2017\PC 17-008 - Lexington Station - Master PUD Amendment and Final PUD Phase 2\Memos_Reports_17-008 Page 2 of 10 Overview of Request Roberts Management has proposed amendments to the Master PUD based on changes in market demand and from their experience with Phase 1 of the development. The applicant is also requesting a Final Planned Unit Development for the construction of Phase 2 of the project. For Phase 2, the existing building at 1120 Red Fox Road would be demolished and a new 16,922 square foot retail/office building would be constructed in its place. The building floor plans show 12 tenant bays with the two end bays being slightly larger in size. The building would be repositioned closer to the western property boundary and an additional 155 parking stalls would be constructed for a total of 230 spaces for the first two phases. A drive-up window has also been added on the south side of the building. For Phase 3, the footprint of the multi-tenant building on Lexington Avenue has been reduced to 15,210 square feet. A drive-up window has also been added on the north side of the building and would be accessed by a drive lane along the east side of the building. The two retail/office buildings would be replaced by one 17,841 square foot retail building at the southwest corner of the site. The original proposal had included some underground parking for the two retail/office buildings and this would be replaced by additional surface parking. After the completion of Phase 3, the total number of parking stalls for the development would be 413. Roberts Management anticipates they will commence work on Phase 2 this year with the demolition of the building at 1120 Red Fox Road and the expansion of the shared parking areas for Phases 1 and 2. Construction on the Phase 2 building would likely take place during 2018. Phase 3 is expected to be completed between 2021 and 2023. Plan Evaluation A full evaluation of the proposal was presented to the Planning Commission on April 5, 2017. The staff report to the Planning Commission on this case is included in Attachment F. The following section provides a summary of areas where flexibility is needed from the underlying City Code standards through the PUD process. The proposal exceeds the minimum requirements of the City Code in the following areas: minimum caliper inches of tree plantings, number of street trees, and commercial façade transparency. Landscape Coverage The Zoning Code requires properties in the B-3 District to have a minimum landscaped lot area of 25 percent. The approved Master PUD granted flexibility for landscape coverage, allowing for a total of 22.9 percent coverage. The proposed amendment would result in a decrease in landscape coverage to 65,760 square feet, or 19.9 percent of the total site area.